1780 Saint Paul St · Rochester, NY 14621

$1,800,000

840 bd · None ba · 14,198 sqft · MultiFamily · 79 Days on market

Built 1970 Fair condition 0.42 ac lot $127/sqft · 25% above area Est $1445k · 25% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 30 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to 1780 Saint Paul, a 30-unit apartment package that includes multiple residential buildings. This 'offered as-is' property package offers a mix of 28 one-bedroom apartments and 2 studios, with all Certificates of Occupancy in place. Monthly gross potential rent of $26,150. This investment presents a promising potential cash flow opportunity, even after accounting for estimated deferred maintenance costs. .. .. .. . Being offered ‘as is’. Sellers can NOT hold any paper. Needs some deferred maintenance. Fully rented on leases. Seller requests proof of funds and proof of financing or a bank term sheet before showings. Please allow 48 hours to schedule showings. Marketing material and rent roll available on request. .. .. .. . Trailing 12 ACTUAL expenses: Taxes $37,028; Insurance $9,898; Electric $14,016; Gas $19,428; Water $9,495; Refuse estimated $6,200. Total rents are $26,150 monthly.

Key facts

• Off street parking
• Solid financials
• 0.42 acre lot

Tags

• 31 UNIT APARTMENT PACKAGE
• MULTIPLE RESIDENTIAL BUILDINGS
• OFF STREET PARKING
• MONTHLY GROSS POTENTIAL RENT
• SOLID FINANCIALS
• PROMISING POTENTIAL CASH FLOW

What this means for you Summary

Snapshot

• This is a 28×1bd/1ba + 2×?bd/1ba units multifamily listed at $1.80M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $12k ($149k/yr) — positive. Per door: $413/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($31k rent vs $1.80M).
• Recommended offer: $1.69M (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#222 in NY, #3,482 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment F.
• Rochester City School District (urban): math 21% / reading 26% proficiency, ranked #589 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: School 50-Helen Barrett Montgomery (math 2% / reading 12%, grade F, #2,087 of 2,108 statewide, top 99%, 628 students, 90% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising fast (+8.9%/yr); 116 active listings in the ZIP; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $31,416/mo this rent would consume 1065% of the median local household income ($35k/yr) (locally 2756% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $12k of loan paydown is wiped out by about $54k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $504k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($1.69M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $1,692,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.75% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.47%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $1,444,930
• List price: $1,800,000
• Delta: 24.57%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.32×
• Total profit: $663,264
• Equity at exit: $268,386

10-year hold

• IRR: 39.6%
• Equity multiple: 5.66×
• Total profit: $2,350,381
• Equity at exit: $155,631

Cash invested: $504,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 116
• Price-to-rent: 142.6×

Monthly cashflow live

• Estimated rent: $31,416 medium
• Mortgage (P&I): −$9,439
• Tax est. 1.5%: −$2,250 /mo · $27,000/yr
• Insurance: −$750
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,597
• Net cashflow: $12,379

Break-even live

Break-even rent $15,746

Max offer price $1,800,000

Occupancy floor 56%

Sensitivity live

Price	-10% $13,623	-5% $13,001	+0% $12,379	+5% $11,757	+10% $11,135
Rent	-10% $9,897	-5% $11,138	+0% $12,379	+5% $13,620	+10% $14,861
Rate	-1.0pp $13,286	-0.5pp $12,837	base $12,379	+0.5pp $11,913	+1.0pp $11,438

30-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 28× units	1	1	$29,456
▸ 2× units	0	1	$1,958
Total (30 units)			$31,416

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $450,000
• Closing costs: $54,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $1,800,000 Active 79 DOM
2. 2026-06-18
   days on market $1,800,000 Active 76 DOM
3. 2026-06-17
   days on market $1,800,000 Active 75 DOM
4. 2026-06-16
   days on market $1,800,000 Active 74 DOM
5. 2026-06-15
   days on market $1,800,000 Active 73 DOM
6. 2026-06-13
   days on market $1,800,000 Active 71 DOM
7. 2026-06-13
   days on market $1,800,000 Active 70 DOM
8. 2026-06-10
   days on market $1,800,000 Active 68 DOM
9. 2026-06-09
   days on market $1,800,000 Active 67 DOM
10. 2026-06-09
    days on market $1,800,000 Active 66 DOM
11. 2026-06-07
    days on market $1,800,000 Active 65 DOM
12. 2026-06-05
    days on market $1,800,000 Active 62 DOM
13. 2026-06-03
    days on market $1,800,000 Active 61 DOM
14. 2026-06-03
    days on market $1,800,000 Active 60 DOM
15. 2026-06-01
    days on market $1,800,000 Active 59 DOM
16. 2026-05-31
    days on market $1,800,000 Active 58 DOM
17. 2026-05-15
    status Active 925-char remark

    Show marketing remark (925 chars)

    Welcome to 1780 Saint Paul, a 30-unit apartment package that includes multiple residential buildings. This 'offered as-is' property package offers a mix of 28 one-bedroom apartments and 2 studios, with all Certificates of Occupancy in place. Monthly gross potential rent of $26,150. This investment presents a promising potential cash flow opportunity, even after accounting for estimated deferred maintenance costs. .. .. .. . Being offered ‘as is’. Sellers can NOT hold any paper. Needs some deferred maintenance. Fully rented on leases. Seller requests proof of funds and proof of financing or a bank term sheet before showings. Please allow 48 hours to schedule showings. Marketing material and rent roll available on request. .. .. .. . Trailing 12 ACTUAL expenses: Taxes $37,028; Insurance $9,898; Electric $14,016; Gas $19,428; Water $9,495; Refuse estimated $6,200. Total rents are $26,150 monthly.

18. 2026-03-24
    listed $1,800,000 Active 925-char remark

    Show marketing remark (925 chars)

    Welcome to 1780 Saint Paul, a 30-unit apartment package that includes multiple residential buildings. This 'offered as-is' property package offers a mix of 28 one-bedroom apartments and 2 studios, with all Certificates of Occupancy in place. Monthly gross potential rent of $26,150. This investment presents a promising potential cash flow opportunity, even after accounting for estimated deferred maintenance costs. .. .. .. . Being offered ‘as is’. Sellers can NOT hold any paper. Needs some deferred maintenance. Fully rented on leases. Seller requests proof of funds and proof of financing or a bank term sheet before showings. Please allow 48 hours to schedule showings. Marketing material and rent roll available on request. .. .. .. . Trailing 12 ACTUAL expenses: Taxes $37,028; Insurance $9,898; Electric $14,016; Gas $19,428; Water $9,495; Refuse estimated $6,200. Total rents are $26,150 monthly.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $376,992
• − Mortgage interest: −$100,828
• − Property taxes: −$27,000
• − Insurance: −$9,000
• − Repairs & maintenance: −$30,159
• − Management: −$30,159
• − Depreciation: −$52,364
• Taxable income: $127,482
• Est. tax owed @ 24.0%: −$30,596
• After-tax cash flow: $117,955/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This 30-unit multi-family property requires moderate repairs and maintenance, particularly to the exterior and interior walls, to improve its condition and value.

Repairs flagged

• Moderate exterior walls — Weathered and discolored
• Minor interior walls — Some discoloration

Value-add opportunities

• Both paint exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both repair and paint roof — Improves appearance and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior walls · Weathered and discolored	Moderate	$3,000–15,000
interior walls · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both paint exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both repair and paint roof — Improves appearance and structural integrity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rochester City School District
• NCES district ID: 3624750
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 26% ▲ 4.00%
• Median HH income: $30,923
• Composite: 18.98/100
• National rank: #8850
• State rank: #589 of 590 in NY

Livability — Rochester

• Score: 76/100
• State rank: #222
• US rank: #3482

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, NY
• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% French/Haitian/Cajun 1%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

2 events — show timeline

• 2026-05-15 Relisted — UNYREIS
• 2026-03-24 Listed $1,800,000 UNYREIS